I work for/with a very investor focused lender and they support many of our luxury STR and second home coastal purchases for my client's in Oregon & California and they just waived the appraisal for a $800K purchase!

We use Engage Essentials luxury plank.

The new "luxury" vinyl tiles look really quite nice.

Any thoughts on investing luxury pre-sale homes in Las Vegas, especially if you have to put a large down payment to get it started?  

My recommendation with that 5 mil play is to pursuit luxury house, this is almost no brainer.

Now, I don't need this thing to make a profit - it's a luxury for me, and we enjoy staying in the winter and having a place that family can all gather - but if I did I would be losing my ***.

Now 10 years later there are luxury apartment & condo buildings, new construction homes, completely renovated homes etc in place of the old run down low income housing.

Property manager recommends Porcelain Tile (states more durable in long term) over luxury vinyl tile/plank.  

Whether it's for business trips or family vacations, our rentals are designed to provide unparalleled comfort, luxury, and convenience.

The luxury properties can probably absorb more.